6525 Kleinpeter Rd · Brownfields, LA 70811

$105,000

2 bd · 1.0 ba · 1,200 sqft · SingleFamily public records · 34 Days on market

Built 1965 0.66 ac lot $88/sqft · 36% below area Est $172k · 39% under

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Why this score? — see what drove the C grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +19.8/30.0
• ARV discount +15.0/15.0
• DSCR +6.3/10.0
• 1% rule +5.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Interested buyers must have a confirmed appointment with an agent to approach and access the property! Do not approach any occupants, owners, sellers. This solid brick home is packed with potential and ready for its next chapter. Situated on an oversized 0.6-acre lot in Flood Zone X where flood insurance is not required, this 2-bedroom, 1-bath property offers approximately 1,250 living square feet along with the space, layout, and features that create exciting possibilities for investors, renovators, or buyers looking to bring their own vision to life. Inside, you'll find a generously sized living room, central A/C and heat, an inside laundry room, and a functional layout ready for cosmetic updates and personalization. Outside, the property continues to impress with a covered 12x9 deck, 1-car carport, and a massive fenced backyard with ample room for entertaining, storage, pets, gardening, or additional parking. The raised pier-and-beam construction and roof reportedly less than 10 years old provide a strong starting point for your renovation plans. Several accessibility features are currently in place, including handrails and a ramped front entry walkway. Whether you're searching for your next investment project, a rental opportunity, or a home to customize over time, this property offers the space and potential to create something special. Bring your design ideas, creativity, and finishing touches to unlock the possibilities this property has to offer.

Key facts

• Covered deck
• Oversized lot
• Fenced backyard

Tags

• OVERSIZED LOT
• COVERED DECK
• FENCED BACKYARD
• ACCESSIBILITY FEATURES

Property features AI

Exterior

• Parking: Carport (1 car)
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Single-family detached residence; Residential property
• Construction: Frame and brick construction; Composition roof
• Exterior features: Covered patio and porch; Chain link fencing; Level lot

Interior

• Kitchen: Oven; Microwave; Electric cooktop; Dishwasher
• Flooring: Wood flooring; Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (natural gas); Central air; Ceiling fans
• Interior features: Ceiling fans; See remarks
• Laundry & utility: Laundry room with inside washer and electric dryer hookups

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $124 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $102k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.7% vs local median 3.1% in Brownfields — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 59/100 on livability (#271 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime D, schools D-, amenities F.
• East Baton Rouge Parish (urban): math 22% / reading 34% proficiency, ranked #47 of 98 in LA (top 48%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 77% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 123 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 2,252 units permitted in East Baton Rouge Parish in 2024 (440 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $726 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• East Baton Rouge County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($102k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 20y ago; this cycle's ask has dropped $10k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $90k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $101,850 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.00% ✓
• Cap rate: 7.71%
• Cash-on-cash: 5.08%
• DSCR: 1.23
• GRM: 8.3

CMA / ARV

• ARV (median comp): $171,864
• List price: $105,000
• Delta: -38.91%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6654 St Francis Ave	0.16mi	3/1.0 (+1)	1,030 (-14%)	0mo	$139,900	$136	63
6836 Yorkdale Ave	0.34mi	3/2.0 (+1)	1,124 (-6%)	5mo	$189,000	$168	60
6754 Kleinpeter Rd	0.17mi	3/1.5 (+1)	1,316 (+10%)	13mo	$185,000	$141	58
6844 Yorkdale Ave	0.34mi	3/1.5 (+1)	1,320 (+10%)	18mo	$179,900	$136	46
7547 Green Gate Dr	0.71mi	3/2.0 (+1)	1,331 (+11%)	3mo	$190,000	$143	37
5519 Brownfields Dr	0.74mi	3/1.5 (+1)	1,147 (-4%)	24mo	$90,825	$79	31
12062 Palmer St	0.70mi	3/2.0 (+1)	1,377 (+15%)	10mo	$205,000	$149	25

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -8.4%
• Equity multiple: 0.69×
• Total profit: $-9,090
• Equity at exit: $15,656

10-year hold

• IRR: 1.1%
• Equity multiple: 1.08×
• Total profit: $2,298
• Equity at exit: $9,078

Cash invested: $29,400 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 90 Strongly Landlord-Friendly
• State Louisiana: 90 Strongly Landlord-Friendly · R+12
• County: — inherits STATE
• City: — inherits STATE

5-day notice; no state rent control; civil-law jurisdiction; landlord-favorable.

Methodology + full state rankings →

ZIP-level market 70811

• Home prices YoY: -30.8%
• Active inventory: 123
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,051 medium
• Mortgage (P&I): −$551
• Tax from tax record: −$111 /mo · $1,336/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$221
• Net cashflow: $124

Break-even live

Break-even rent $893

Max offer price $105,000

Occupancy floor 83%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5610 Rickover Dr Baton Rouge, LA	2.0	2.0	1080	$875	$0.81	14d	1	0.70mi

Listing history 21 events

1. 2026-06-18
   days on market $105,000 Active 34 DOM
2. 2026-06-17
   days on market $105,000 Active 33 DOM
3. 2026-06-16
   days on market $105,000 Active 32 DOM
4. 2026-06-15
   days on market $105,000 Active 31 DOM
5. 2026-06-14
   days on market $105,000 Active 29 DOM
6. 2026-06-10
   days on market $105,000 Active 26 DOM
7. 2026-06-09
   days on market $105,000 Active 25 DOM
8. 2026-06-08
   days on market $105,000 Active 24 DOM
9. 2026-06-07
   days on market $105,000 Active 23 DOM
10. 2026-06-05
    days on market $105,000 Active 20 DOM
11. 2026-06-03
    days on market $105,000 Active 19 DOM
12. 2026-06-02
    days on market $105,000 Active 18 DOM
13. 2026-06-01
    days on market $105,000 Active 17 DOM
14. 2026-05-31
    days on market $105,000 Active 16 DOM
15. 2026-05-31
    pricedays on market $105,000 Active 15 DOM
16. 2026-05-15
    listed $115,000 Active 1514-char remark

    Show marketing remark (1478 chars)

    Interested buyers must have a confirmed appointment with an agent to approach and access the property! Do not approach any occupants, owners, sellers. This solid brick home is packed with potential and ready for its next chapter. Situated on an oversized 0.6-acre lot in Flood Zone X where flood insurance is not required, this 2-bedroom, 1-bath property offers approximately 1,250 living square feet along with the space, layout, and features that create exciting possibilities for investors, renovators, or buyers looking to bring their own vision to life. Inside, you'll find a generously sized living room, central A/C and heat, an inside laundry room, and a functional layout ready for cosmetic updates and personalization. Outside, the property continues to impress with a covered 12x9 deck, 1-car carport, and a massive fenced backyard with ample room for entertaining, storage, pets, gardening, or additional parking. The raised pier-and-beam construction and roof reportedly less than 10 years old provide a strong starting point for your renovation plans. Several accessibility features are currently in place, including handrails and a ramped front entry walkway. Whether you're searching for your next investment project, a rental opportunity, or a home to customize over time, this property offers the space and potential to create something special. Bring your design ideas, creativity, and finishing touches to unlock the possibilities this property has to offer.

17. 2026-05-15
    listed $115,000 Active 1514-char remark

    Show marketing remark (1478 chars)

    Interested buyers must have a confirmed appointment with an agent to approach and access the property! Do not approach any occupants, owners, sellers. This solid brick home is packed with potential and ready for its next chapter. Situated on an oversized 0.6-acre lot in Flood Zone X where flood insurance is not required, this 2-bedroom, 1-bath property offers approximately 1,250 living square feet along with the space, layout, and features that create exciting possibilities for investors, renovators, or buyers looking to bring their own vision to life. Inside, you'll find a generously sized living room, central A/C and heat, an inside laundry room, and a functional layout ready for cosmetic updates and personalization. Outside, the property continues to impress with a covered 12x9 deck, 1-car carport, and a massive fenced backyard with ample room for entertaining, storage, pets, gardening, or additional parking. The raised pier-and-beam construction and roof reportedly less than 10 years old provide a strong starting point for your renovation plans. Several accessibility features are currently in place, including handrails and a ramped front entry walkway. Whether you're searching for your next investment project, a rental opportunity, or a home to customize over time, this property offers the space and potential to create something special. Bring your design ideas, creativity, and finishing touches to unlock the possibilities this property has to offer.

18. 2006-09-07
    soldstatus $90,000
19. 2006-08-30
    soldstatus

    Show marketing remark (181 chars)

    Great house. Well maintained, large fenced yard, storm and noise reduced windows. Wood floors in most of house. All window treatments and several appliances to remain. JUST MOVE IN!

20. 2006-07-20
    listed $91,500

    Show marketing remark (181 chars)

    Great house. Well maintained, large fenced yard, storm and noise reduced windows. Wood floors in most of house. All window treatments and several appliances to remain. JUST MOVE IN!

21. 2006-07-20
    listed $91,500

    Show marketing remark (181 chars)

    Great house. Well maintained, large fenced yard, storm and noise reduced windows. Wood floors in most of house. All window treatments and several appliances to remain. JUST MOVE IN!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast LA · Resets to sale price

• Current annual tax: $1,336 · $111/mo
• Projected year-2 tax: $1,336 · $111/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,609
• − Mortgage interest: −$5,882
• − Property taxes: −$1,336
• − Insurance: −$525
• − Repairs & maintenance: −$1,009
• − Management: −$1,009
• − Depreciation: −$3,055
• Taxable loss: −$206
• Est. tax savings @ 24.0%: +$49
• After-tax cash flow: $1,542/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: East Baton Rouge Parish
• NCES district ID: 2200540
• Math proficiency: 22% ▼ -36.00%
• Reading proficiency: 34% ▼ -31.00%
• Median HH income: $46,263
• Composite: 24.14/100
• National rank: #7745
• State rank: #47 of 98 in LA

Livability — Brownfields

• Score: 59/100
• State rank: #271
• US rank: #19734

Category grades

Amenities F Commute F Cost of living A+ Crime D Employment C Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Brownfields, LA
• County: East Baton Rouge Parish · 399,686 people
• Metro: Baton Rouge, LA
• Population (ZIP): 12,154
• Household income: $45,523
• Rent vs Own: 35.3% rent · 64.7% own
• Severe rent burden: 444.0

Population outlook (East Baton Rouge County) Hauer SSP2

• Today (2025): 464,810 people
• By 2030: 472,137 · +1.6%
• By 2040: 480,243 · +3.3%
• By 2050: 484,422 · +4.2%
• By 2075: 492,069 · +5.9%
• By 2100: 476,347 · +2.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (82%)
• Race & ethnicity: Black 82% White 9% Hispanic / Latino 4% Two or more races 1%
• Common ancestry: Lithuanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 3% French/Haitian/Cajun 1%

Political lean MEDSL · East Baton Rouge

• 2024 margin: D (+11.1) · D 54.5% · R 43.4% · Other 2.1%
• 2008→2024 swing: +8.9pp toward D · 2008: 2.2pp · 2024: 11.1pp
• All cycles: 2024: D+11.1 2020: D+13.1 2016: D+9.2 2012: D+5.2 2008: D+2.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -64.98%
• Current HPI: 146.22
• Rent YoY: —
• Metro: Baton Rouge, LA
• State GDP YoY: ▲ 3.29%
• F500 in state: 10

Industry mix (Fortune 500 HQ in LA)

Industry	F500 HQs	Revenue
▸Telecommunications	2	$23B
▸Utilities	1	$12B
▸Wholesale / Distribution	1	$5B
▸Advertising	1	$2B

Price history

+14.8% since first listed

8 events — show timeline

• 2026-05-29 Price Changed $105,000 AcadianaMLS
• 2026-05-29 Price Changed $105,000 GBRMLS
• 2026-05-15 Listed $115,000 GBRMLS
• 2026-05-15 Listed $115,000 AcadianaMLS
• 2006-09-07 Sold (Public Records) $90,000 Public Records
• 2006-08-30 Sold (MLS) — GBRMLS
• 2006-07-20 Listed $91,500 AcadianaMLS
• 2006-07-20 Listed $91,500 GBRMLS

Property tax history

+18.0%/yr

Latest (2025): $1,336 · -0.4% YoY. Source: county tax records.